Cover Letter · sub-divided lots. Water frontage is a steep cliff overlooking Emma Long...

Serial# 933BF27B

Cover Letter

Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Serial# 933BF27B

Serial# 933BF27B

APPRAISAL OF REAL PROPERTY

1103 N Weston Ln Lot 2

Austin, TX 78733

Lot 28, Block A Rob Roy on the Lake Section 1

Bank of the Ozarks

1861 S. Lakeline Blvd

Cedar Park, TX 78613

5,823,500

12/10/2015

Chris P. Griesbach, MAI

Lone Star Appraisals & Realty, Inc.

1003 Adventure Lane

Cedar Park, TX 78613

(512) 260-1221

[email protected]

Form GA1V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

LOCATED AT

FOR

OPINION OF VALUE

AS OF

BY

Serial# 933BF27B

Serial# 933BF27B

www.SureDocs.com/validate

Serial #:933BF27B

Lone Star Appraisals & Realty, Inc. (512) 260-1221

Daneshjou

7663r.2

0019.12 12420


Austin Travis TX 78733

Lot 28, Block A Rob Roy on the Lake Section 1

54,074 0 None

Bank of the Ozarks 1861 S. Lakeline Blvd, Cedar Park, TX 78613

Vacant Chris P. Griesbach, MAI Appraise as vacant lot.

85 2 2 1 10

Vacant Land SF Dwelling

2

400,000 15,000,000 4,000,000

0 60 25

The subject market area is typified by suburban

residential developments offering neighborhood views, major shopping & employment via FM 2222, and paved streets with concrete curb & gutter. Protection from

detrimental conditions and utility availability are adequate and acceptable. The subject is within the Eanes ISD. Subject is within close proximity to schools, shopping, and

emergency services.

See attached survey 4.5 Acres

R-1

Single Family Residential

Asphalt

Steep Slope, Cliffs at Waterfront

4.5 Ac

Irregular

Hill Country, Colorado River

Appears Adequate

The subject appears to have typical utility

easements. No adverse easements were observed. Waterfront footage is estimated to the best of the appraiser's ability as there is not actual survey of the proposed

sub-divided lots. Water frontage is a steep cliff overlooking Emma Long Metropolitan Park, the Colorado River, and the surrounding Hill Country.


Austin, TX 78733

$/Sq. Ft.

MLS#5090000

Rob Roy

4.5 Acres/Panoramic

Amenities None

Utilities Water District/No Septic

Waterfront FT-Type 172-High Cliff

0

None

4722 Bunny Run

Austin, TX 78746

2.79 miles NE

4,500,000

45.61

MLS#7278222

05/29/2015

Lake Side Addn.

2.27 Ac/Panoramic +2,962,500

2 Slip Boat House -800,000

Water Line/Septic -75,000

202-Gentle Slope -500,000

Conventional

None

1,587,500

6,087,500

4709 Island Cv

Austin, TX 78731

4.00 miles E

2,650,000

28.48

MLS#6863496

02/13/2014

Island at Mt. Bonnell

2.14 Ac/Panoramic +2,950,000

None

All City -75,000

185-Channel +225,000

Cash

None

3,100,000

5,750,000

13218 Shore Vista Dr

Austin, TX 78732

5.31 miles W

2,395,000

22.08

MLS#2909944

09/18/2015

Caslano Enclave

2.49 Ac/Panoramic +2,512,500

2 Slip Dock, Workshop -175,000

Water District/Septic -75,000

135-Gentle Slope +975,000

Conventional

None

3,237,500

5,632,500

All sales have access to Lake Austin/Colorado River and all would be considered by the typical buyer looking to purchase an estate size lot

along the River. The appraiser spoke with listing agent, along with many others, to verify the accuracy of the information provided and to search for, and uncover, any

unknown factors influencing value. The factors which most influence Lake front property is waterfront access, utilities, water frontage feet, view, amenities, and utilities.

The appraiser was engaged to appraise the subject property as per its highest and best use assuming the provided, attached plat

map. It has been determined the highest and best use is to subdivide the subject property into 3 parcels for development of estate size, single family dwellings. The sales

utilized herein, and other market data, support that conclusion. As per ABOR MLS# 5090000, the subject property was listed for sale on 10/20/2011 by the current owner.

The property has been on the market for 1,419 days and the asking price for the entire 11.457 acres is $11,500,000 ($23.04/SF)

Equal consideration was given to all three sales in the final estimate of market value herein.

12/10/2015 5,823,500


01/12/2016

M.A.I.

1321135 TX

11/30/2017

12/10/2015

Form LAND - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

LAND APPRAISAL REPORTFile No.

SU

BJE

CT

Borrower Census Tract Map Reference

Property Address

City County State Zip Code

Legal Description

Sale Price $ Date of Sale Loan Term yrs. Property Rights Appraised Fee Leasehold De Minimis PUD

Actual Real Estate Taxes $ (yr) Loan charges to be paid by seller $ Other sales concessions

Lender/Client Address

Occupant Appraiser Instructions to Appraiser

NE

IGH

BO

RH

OO

D

Location Urban Suburban Rural

Built Up Over 75% 25% to 75% Under 25%

Growth Rate Fully Dev. Rapid Steady Slow

Property Values Increasing Stable Declining

Demand/Supply Shortage In Balance Oversupply

Marketing Time Under 3 Mos. 4-6 Mos. Over 6 Mos.

PresentLand Use

% One-Unit % 2-4 Unit % Apts. % Condo % Commercial

% Industrial % Vacant %

Change in PresentLand Use

Not Likely Likely (*) Taking Place (*)

(*) From To

Predominant Occupancy Owner Tenant % Vacant

One-Unit Price Range $ to $ Predominant Value $

One-Unit Age Range yrs. to yrs. Predominant Age yrs.

Good Avg. Fair Poor

Employment Stability

Convenience to Employment

Convenience to Shopping

Convenience to Schools

Adequacy of Public Transportation

Recreational Facilities

Adequacy of Utilities

Property Compatibility

Protection from Detrimental Conditions

Police and Fire Protection

General Appearance of Properties

Appeal to Market

Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise)

SIT

E

Dimensions = Corner Lot

Zoning Classification Present Improvements Do Do Not Conform to Zoning Regulations

Highest and Best Use Present Use Other (specify)

Public Other (Describe)

Elec.

Gas

Water

San. Sewer

Underground Elect. & Tel.

OFF SITE IMPROVEMENTS

Street Access Public Private

Surface

Maintenance Public Private

Storm Sewer Curb/Gutter

Sidewalk Street Lights

Topo

Size

Shape

View

Drainage

Is the property located in a FEMA Special Flood Hazard Area? Yes No

Comments (favorable or unfavorable including any apparent adverse easements, encroachments, or other adverse conditions)

MA

RK

ET

DA

TA

AN

AL

YS

IS

The undersigned has recited the following recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The descriptionincludes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in thecomparable property is superior to or more favorable than the subject property, a minus (–) adjustment is made, thus reducing the indicated value of subject; if asignificant item in the comparable is inferior to or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value of the subject.

ITEM SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3

Address

Proximity to Subject

Sales Price $ $ $ $

Price $ $ $ $

Data Source(s)

ITEM DESCRIPTION DESCRIPTION +( )$ Adjust.– DESCRIPTION +( )$ Adjust.– DESCRIPTION +( )$ Adjust.–

Date of Sale/Time Adj.

Location

Site/View

Sales or Financing

Concessions

Net Adj. (Total) + – $ + – $ + – $

Indicated Value

of Subject $ $ $

Comments on Market Data

RE

CO

NC

ILIA

TIO

N

Comments and Conditions of Appraisal

Final Reconciliation

I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF TO BE $

Appraiser

Date of Signature and Report

Title

State Certification # ST

Or State License # ST

Expiration Date of State Certification or License

Date of Inspection (if applicable)

Supervisory Appraiser (if applicable)

Date of Signature

Title

State Certification # ST

Or State License # ST

Expiration Date of State Certification or License

Did Did Not Inspect Property Date of Inspection

08/11Serial# 933BF27B

• Land/UAD: Additional Comments

Highest & Best Use: Highest and Best Use is a Land Use Analysis that concludes maximum productivityof a site "as improved". Tests applied to the site as vacant and as improved are conclusions ofPhysical Possible Uses, that are Legally Permissible and Economically Feasible resulting in themaximum productivity conclusion. In the Site section the physical and legal characteristics aresummarized as are the improvements in the Improvement section of the URAR. The economicconclusion of marketability is made in comparison with the conclusions of central tendencies andMarket Conditions reported in the neighborhood section of the URAR. From these separate analyses,Market, Site and Improvement the appraiser concluded that sub-dividing the 11.457 Acre tract intothree tracks is its Highest and Best Use as reported. This appraisal also assumes the subject lots,once sub-divided, have sufficient pad sites to support the scale of home typical to the Rob Royneighborhood. Rob Roy has a wide variety of size and design.

Hypothetical Condition: This appraisal report was produced under the hypothetical condition that thesubject has been subdivided into three lots, each of which are suitable to build a single familydwelling that is typical of the Rob Roy neighborhood. Due to this condition, and the lack of a surveywhich would more clearly identify lot sizes, water frontage feet, and building sites, any factors whichare found to be not accurate could alter the resulting opinion or conclusion.

Standard Rule 2-2(a) and (b): The appraiser makes it known that an analysis of the historical sales overthe past 12 months proved a range of exposure time, at a market price (one that is not inflated andcomparative with other properties similar in features and aspects of the subject) to be 6-12 months.This exposure time is similar to the marketing time of comparable listings noted in the neighborhoodsection of the form report.

Additional Certification Item #26: In accordance the 2014-2015 USPAP edition the requirement of workhistory over a three year period must be disclosed prior to acceptance of the assignment (or ifdiscovered after acceptance during the research in the assignment). The appraiser makes it knownthey did not perform any service as an appraiser or in any other capacity, regarding the property thatis the subject of this report within the three-year period immediately preceding acceptance of thisassignment.

Independent Appraiser Compliance: This appraiser completed this assignment with no influence onvalue (written or verbal) from any party connected with this assignment as referenced in the signedcertification located on page 5 of the URAR (Items 16 and 18).

T. J. Donnell, TALCB Appraiser Trainee I.D. Number 999926217, made significant contributions to thisappraisal report. Work included assisting with inspection, comparables selection, reconciliation, andgeneral descriptions.

Serial# 933BF27B

Supplemental Addendum

Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

7663r.2



Bank of the Ozarks

Borrower

Lender/Client

Property Address


File No.

Serial# 933BF27B

Serial# 933BF27BForm PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Photograph Addendum



Bank of the Ozarks

Front View View

Street Scene Street Scene

Lake View Lake View

Borrower

Lender/Client

Property Address


Serial# 933BF27B

Serial# 933BF27BForm PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Photos 1-3



Bank of the Ozarks

Comparable 1

Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

4722 Bunny Run

2.79 miles NE

4,500,000

Lake Side Addn.

2.27 Ac/Panoramic

+/- 0.

Good

Comparable 2


4709 Island Cv

4.00 miles E

2,650,000

Island at Mt. Bonnell

2.14 Ac/Panoramic

+/- 0.

Good

Comparable 3


13218 Shore Vista Dr

5.31 miles W

2,395,000

Caslano Enclave

2.49 Ac/Panoramic

+/- 0.

Good

Borrower

Lender/Client

Property Address


Serial# 933BF27B

Serial# 933BF27B

Daneshjou

7663r.2Assumptions, Limiting Conditions & Scope of Work1103 N Weston Ln Lot 2 Austin TX 78733

Daneshjou Family Limited Partnership

Chris P. Griesbach, MAI 1003 Adventure Lane, Cedar Park, TX 78613

STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS- The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership.- The appraiser may have provided a plat and/or parcel map in the appraisal report to assist the reader in visualizing the lot size, shape, and/or orientation. The appraiser has not made a survey of the subject property.- If so indicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination.- The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand.- The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property.- The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties.- The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice, and any applicable federal, state or local laws.- An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from the client does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirements applicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of the assignment.- The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, through advertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. Possession of this report or any copy thereof does not carry with it the right of publication.- Forecasts of effective demand for the highest and best use or the best fitting and most appropriate use were based on the best available data concerning the market and are subject to conditions of economic uncertainty about the future.

The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credible assignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of the appraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report by the Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of Work, Effective Date, the Date of Report, the Intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any Hypothetical Conditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and related parties assume no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions.

Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.):

Form GPLNDAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.:

Property Address: City: State: Zip Code:

Client: Address:

Appraiser: Address:

Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.


Serial# 933BF27B

www.SureDocs.com/validate

Serial #:933BF27B

Daneshjou

7663r.2Certifications & Definitions1103 N Weston Ln Lot 2 Austin TX 78733

Daneshjou Family Limited Partnership

Chris P. Griesbach, MAI 1003 Adventure Lane, Cedar Park, TX 78613

APPRAISER'S CERTIFICATIONI certify that, to the best of my knowledge and belief:- The statements of fact contained in this report are true and correct.- The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by

the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.- I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved.- I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.- My engagement in this assignment was not contingent upon developing or reporting predetermined results.- My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction

in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.- My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared.- I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or occupants of the properties in the vicinity of the subject property.- Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.- Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification.

Additional Certifications:

DEFINITION OF MARKET VALUE *:Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:1. Buyer and seller are typically motivated; 2. Both parties are well informed or well advised and acting in what they consider their own best interests; 3. A reasonable time is allowed for exposure in the open market;4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. * This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System (FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS), and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.

Benny Daneshjou Daneshjou Family Limited Partnership


Lone Star Appraisals & Realty, Inc.

(512) 260-1221

[email protected]

01/12/2016

1321135 TX

M.A.I.

11/30/2017

12/10/2015

Form GPLNDAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.:

Property Address: City: State: Zip Code:

Client: Address:

Appraiser: Address:

SIG

NA

TU

RE

S

Client Contact: Client Name:

E-Mail: Address:

APPRAISER

Appraiser Name:

Company:

Phone: Fax:

E-Mail:

Date Report Signed:

License or Certification #: State:

Designation:

Expiration Date of License or Certification:

Inspection of Subject: Did Inspect Did Not Inspect (Desktop)

Date of Inspection:

SUPERVISORY APPRAISER (if required)

or CO-APPRAISER (if applicable)

Supervisory orCo-Appraiser Name:

Company:

Phone: Fax:

E-Mail:

Date Report Signed:

License or Certification #: State:

Designation:

Expiration Date of License or Certification:

Inspection of Subject: Did Inspect Did Not Inspect

Date of Inspection:Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.


Serial# 933BF27B

License

Form SCNLTR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Serial# 933BF27B

Serial# 933BF27B

Survey


Serial# 933BF27B

Proposed Preliminary Layout


Serial# 933BF27BForm MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Aerial Map



Bank of the Ozarks

Highlighted area is approximate.

Borrower

Lender/Client

Property Address


Serial# 933BF27B

Serial# 933BF27BForm MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Sales Map



Bank of the Ozarks

Borrower

Lender/Client

Property Address


Serial# 933BF27B

Serial# 933BF27BForm MAP.FLOOD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Flood Map



Bank of the Ozarks

Borrower

Lender/Client

Property Address


Serial# 933BF27B

Cover Letter · sub-divided lots. Water frontage is a steep cliff overlooking Emma Long...

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